Storm Water Greatest Worry of Proposed Stackpole Development

Representatives of the County Builders Inc. went before the Upper Southampton Planning Commission, June 10, to present their conceptual plans for its property, the former Stackpole Elementary School building site.

The former school property is located at 1350 Strathmann Drive, and once housed approximately 500 students in grades kindergarten through fifth. The property is surrounding with other R2 residential zoned, single-family dwellings.

While today the 13.2-acre property sits vacant, County Builders is hoping that in a few years, a cluster development of 26 homes will be filling the area, each sitting on 12,000-foot lots, with two dwellings per acre.

The proposal also called for the property to be turned into a cul-de-sac.

“At the outset, we believe that the appropriate redevelopment of Stackpole is to redevelop it in a way that fits with the community around it,” Michael Savona, attorney for County Builders, told the board.

He said that this sketch plan would be in compliance with existing zoning requirements and density, as the cluster development would leave required open space incorporated into each lot’s home design. The property would also be managed and maintained by a homeowners association. However, the township would maintain the road within the cul-de-sac.

He added that only a few waivers would be requested.

One such waiver would be asking the township to extend its regulation on cul-de-sac length. According to the preliminary sketch presentation, a cul-de-sac,  may yield higher values for the homes. Later in the meeting, County Builders suggested that the homes may be worth $500,000 - $600,000. 

According to Savona, the County Builders’ aim at the June 10 meeting was to focus on gaining a consensus from the planning commission and attending residents, whether or not they would like to see the development as a residential cul-de-sac.

Emergency Access and Traffic 

Kevin Riley, engineer for County Builders, provided further details on the sketch plan. Riley said that the sketch plan includes a fully paved 20-foot-wide, gated emergency access route toward the cul-de-sac enclosure, located closest to Woodland Drive. He added that the gates would prevent parking in the proposed emergency road, and it would be secured with breakaway chains, which emergency trucks or other vehicles could break when needed. Township emergency officials would posses a key to the gate. The homeowners association would be responsible for maintaining the emergency road.

Approximately 75 residents attended the meeting. Mostly during public comments, many residents voiced skepticism or concern over the sketch plan. Those who addressed the emergency access portion of the plan, said it may be unsafe to create a cul-de-sac.

Other residents were concerned about the flow of traffic in the area. Some residents said that motorists often use the school property as a shortcut from Stathmann Drive to Woodland Drive, and it would be an inconvenience to have the development become a cul-de-sac.

Still other residents complained about what they described as reckless speeding that occurs through the property, and that a cul-de-sac may or may not deter such motorist behavior.

Residents also pointed out that 26 new homes in a cul-de-sac could mean scores of motorists coming out of the development and increasing the potential for congested traffic, as such motorists attempt to make a left or right onto Strathmann Drive.

Storm Water Management

However, the majority of the more emphatic comments were over storm water issues, which many residents described as a problem for the property and adjacent developments — particularly those lying below the Stackpole site, such as Casey Park. Some claimed that the property or adjacent properties, would receive 2 – 7-feet of water during a storm.

Residents explained to the developers that special consideration should be made about storm water management on the property as to either improve or prevent flooding conditions in the area.

Riley said that several storm-water improvements and controls are planned, including larger basins and piping throughout the Stackpole site.

“I’ll be happy to meet with residents on site, and they can show me where the problems are,” Riley added.

However it was apparent that some more vocal residents were skeptical that the proposed improvements could meet the major flooding concerns of the area.

Upper Southampton Township manager Joe Golden, who, after the presentation, said that he only intended to be an observer, but was obliged to answer questions directed to him over the concerns residents had about the sketch plan's storm water management.

“They will handle some of it, but not all of it,” Golden said, adding that areas surrounding the Stackpole property were developed pre-storm water management standards. “They won’t make it worse.”

Also in the audience was County Builders principal developer and owner Mike Meister. He further explained that the proposal would be under the scrutiny of township and Department of Environmental Protection to ensure that the development designs adhere to up-to-date best practices and standards for storm water management. Meister added that the current sketch plan reduces the impervious surface of the Stackpole property by at least half.

One resident did bring up the existing playground of the former school site. She said that the playground is still popular among neighborhood children. She acknowledged that the open space would go to the individual homeowners of the potential development, and suggested that the developers give back to the community by allowing public access to the playground.

Lou Ann Hingley, planning commission member, noted that such playgrounds, or “Tot Lots,” are not only expensive to maintain, but would also likely to be exclusive to the homeowners association, for insurance purposes.

Prior to the presentation, Hingley stated that when the time comes for the commission to vote a recommendation to the board, she would abstain, as her company has had prior business interactions with County Builders.

No Dead-End for the Cul-De-Sac?

After the presentation, the majority of the residents in attendance left the planning commission meeting, however the commission members continued the discussion on the County Builders’ proposal.

As the original purpose of holding the presentation was to provide the developers feedback on whether or not to allow the cul-de-sac, the commission members seemed to be nearly split on the idea.

Golden, who remained in the audience after the presentation, gave the commission an impromptu suggestion toward a compromise. He asked the commission if they might consider keeping the cul-de-sac, but leave the emergency road open. He said, instead of gates barring the road, there would be signage stating only authorized vehicles may enter. This would allow access to every emergency vehicle, as well as school busses.

After further discussion, the commission seemed to have reached a working consensus. commission chair Stanley Gawel then asked Golden to bring up the open, but restricted emergency road access for the next meeting between County Builders and the township.

The Upper Southampton Township meets at 7 p.m. every first and third Monday of the month. For more information, visit the township’s website.